I realize stuff goes wrong and it's not always the PM's fault, but I'm trying to find a reasonable line in the sand where I start holding them accountable for the quality of their repairs.

My hope is to split the deal with someone and take care of all the property management stuff because it will be so close to my house. 

If you have a great property they are usually tons of accredited investors wanting to place capital.I have no interest in non-accredited investors or weird type situations.If you want to make a duplicatable model you can scale then dealing with a bunch of stuff (non-accredited) you would not have to with accredited investors doesn't make much sense.

For the big stuff like subbing out the painter, flooring and furnace I have a receipt.

Easy stuff.

Rates moving around is "normal course of events" type stuff.

I'm probably getting a refund from the course i have a 30 day money back guarantee it's not really breaking down the micro details of what to do, just like most courses out there its really vague and a sort of do the research yourself type stuff.

An overlay is their internal credit risk “safety net” that they impose on top of the product.

The LLC is for protection of assets on you so that if someone sues the LLC they are only suing the LLC not all your other stuff, so the caveat is if these are worth 100K+ and then the person can come sue you to take these from you.

If you're looking for a commercial real estate agent, I would contact Michele Kersey at Wheeler Steffen Sotheby’s International Big Bear Lake Ca